Flood Damage Prevention Ordinance - Mason County

Ordinance No. 87–08, Attachment A 

MASON COUNTY FLOOD DAMAGE PREVENTION ORDINANCE 

SECTION 1.0 

STATUTORY AUTHORIZATION, PURPOSE, AND OBJECTIVES 

1.1 STATUTORY AUTHORIZATION 

The Legislature of the State of Washington has delegated the responsibility to local 

governmental units to adopt regulations designed to promote the public health, safety, 

and general welfare of its citizenry. RCW 36.70A.060 and RCW 36.70A.170 provides 

for the designation and regulation of Frequently Flooded Areas, and Chapter 86.16 RCW 

provides for the administration of National Flood Insurance Program regulation 

requirements by local governments. This ordinance as adopted and amended shall be 

known as the Mason County Flood Damage Prevention Ordinance. 

1.2 PURPOSE 

1.2-1 Background 

The flood hazard areas of Mason County are subject to periodic inundation which can 

result in loss of life and property, health, and safety hazards, disruption of commerce and 

governmental services, extraordinary public expenditures for flood protection and relief, 

and impairment of the tax base, all of which adversely affect the public health, safety, 

and general welfare. These flood losses could be exacerbated by the cumulative effect of 

obstructions in areas of special flood hazards which increase flood heights and velocities, 

and when inadequately anchored, damage uses in other areas. Uses that are inadequately 

floodproofed, elevated, or otherwise protected from flood damage also contribute to the 

flood loss. 

Mason County has prepared this flood damage prevention ordinance to implement 

comprehensive flood damage reduction measures that are necessary for public health 

safety and welfare and that allow property owners to protect their property. Additional 

information about the Skokomish River valley has been developed through recent 

studies, and such data is relevant to this ordinance. Further studies in the Skokomish 

River floodplain are currently being undertaken under the authority of the Army Corps of 

Engineers. 

1.2-2 Purpose 

It is therefore the purpose of this ordinance to promote the public health, safety, and 

general welfare, and to minimize public and private losses due to flood conditions in 

specific areas by provisions designed: 

(1) To protect human life, health and property; 

(2) To minimize expenditure of public money and costly flood damage control 

projects; 

Mason County Flood Damage Prevention Ordinance 1 

Effective August 18, 2008

(3) To minimize the need for rescue and relief efforts associated with flooding and 

generally undertaken at the expense of the general public; 

(4) To minimize prolonged business and farming interruptions; 

(5) To minimize damage to public facilities and utilities such as water and gas mains, 

electric telephone and sewer lines, streets, and bridges located in areas of special 

flood hazard; 

(6) To help maintain a stable tax base by providing for the sound use and 

development of areas of special flood hazard so as to minimize future flood blight 

areas; 

(7) To ensure that potential buyers are notified that property is in an area of special 

flood hazard; and 

(8) To ensure that those who occupy the areas of special flood hazard participate, 

along with government, in assuming responsibility for their actions. 

(9) To allow individuals to protect their life, health, and property when it is done in 

accordance with all applicable laws and regulations. 

(10) Implement applicable recommendations of Skokomish River Comprehensive 

Flood Hazard Management Plan. 

(11) Provide for continued eligibility for National Flood Insurance Program 

1.3 METHODS OF REDUCING FLOOD LOSSES 

In order to accomplish its purposes, this ordinance provides regulatory methods and 

provisions for: 

(1) Restricting or prohibiting uses which are dangerous to health, safety, and property 

due to water or erosion hazards, or which result in damaging increases in erosion 

or in flood heights or velocities; 

(2) Requiring that uses vulnerable to floods, including facilities which serve such 

uses, be protected against flood damage at the time of initial construction; 

(3) Controlling the alteration of natural floodplains, stream channels, and natural 

protection barriers, which help accommodate or channel flood waters; 

(4) Controlling filling, grading, and other development which may increase flood 

damage; and 

(5) Preventing or regulating the construction of flood barriers which will unnaturally 

divert flood waters or may increase flood hazards in other areas. 

(6) Controlling excessive erosion by constructing sound erosion control structures 

and obtaining appropriate permits and exemptions from all applicable local, state, 

and federal jurisdictions. 

(7) Implementing the recommendations of adopted flood hazard studies and plans. 



SECTION 2.0 

DEFINITIONS 

Unless specifically defined below, words or phrases used in this ordinance shall be interpreted so 

as to give them the meaning they have in common usage and to give this ordinance its most 

reasonable application. 

“A-ZONE” or “ZONE A” means those areas shown on the Flood Insurance Rate Maps (FIRM) 

as that area of land within the floodplain which would be inundated by the Base Flood (100-year 

or one percent annual chance) flood. 

“ACCESSORY STRUCTURE” means nonresidential structures such as detached garages, sheds, 

garden buildings, pole buildings, and barns which are considered normal for farming and 

ranching activities. 

“ADMINISTRATOR” means the Director of the Mason County Department of Community 

Development or designee. 

“APPEAL” means the right to request for a review of the Administrator’s interpretation of any 

provision of this ordinance or a request for a variance. 

“AREA OF SHALLOW FLOODING” means a designated AO or AH Zone on the Flood 

Insurance Rate Map (FIRM). The base flood depths range from one to three feet; a clearly 

defined channel does not exist; the path of flooding is unpredictable and indeterminate; and, 

velocity flow may be evident. AO is characterized as sheet flow and AH indicates ponding. 

“AREA OF SPECIAL FLOOD HAZARD” means the land in the floodplain within a community 

subject to a one percent or greater chance of flooding on any given year. In Mason County, the 

designation of these areas on FIRM maps always includes the letter A. Areas of special flood 

hazard are designated as Frequently Flooded Areas. 

“AVULSION” means a sudden cutting off of land by flood, currents, or change in course of a 

body of water. 

“AVULSION RISK AREAS” are the areas which have been determined to have too high a risk 

of avulsion to permit new structures or expansion of existing structures. 

“BASE FLOOD” means the flood having a (1) percent chance of being equaled or exceeded in 

any given year. Also referred to as the “100-year flood.” In Mason County, the designation on 

FIRM maps always includes the letter A. 

“BASEMENT” means any area of the building having its floor subgrade (below ground level) on 

all sides. 

“BREAKAWAY WALL” means a wall that is not part of the structural support of the building 

and is intended through its design and construction to collapse under specific lateral loading 



forces, without causing damage to the elevated portion of the building or supporting foundation 

system. 

“CRITICAL FACILITY” means a facility for which even a slight chance of flooding might be 

too great. Critical facilities include, but are not limited to schools, nursing homes, hospitals, 

police, fire and emergency response installations, installations which produce, use, or store 

hazardous materials or hazardous waste. 

“DEVELOPMENT” means any man-made change to improved or unimproved real estate, 

including but not limited to buildings or other structures, diking, mining, dredging, filling, 

grading, paving, excavation or drilling operations or storage of equipment or materials. The area 

contained within ring levees is considered to be part of the development area due to its impact on 

flood waters. 

“DEVELOPMENT PERMIT” see definition for “Permit” under this Ordinance. 

“ELEVATED BUILDING” means for insurance purposes, a nonbasement building which has its 

lowest elevated floor raised above ground level by foundation walls, shear walls, post, piers, 

pilings, or columns. 

“EMERGENCY” means an unanticipated and imminent threat to public health, safety, or the 

environment which requires immediate action within a time period too short to allow for normal 

development permit application and review. All emergency development shall be consistent 

with all Mason County Development Regulations. 

“ENGINEERING REPORTS” are reports compiled under this Ordinance to address 

flood-related issues shall be by an engineer licensed in the state of Washington with knowledge 

and experience in hydrology. The method and rigor of all investigation, analysis and design 

shall be in accordance with current generally accepted engineering standards. 

“FLOOD” or “FLOODING” means a general and temporary condition of partial or complete 

inundation of normally dry land areas from: (1) The overflow of inland or tidal waters and/or 

(2) The unusual and rapid accumulation of runoff of surface waters from any source. 

“FLOOD INSURANCE RATE MAP (FIRM)” means the official map on which the Federal Insurance 

Administration has delineated both the areas of special flood hazards and the risk premium zones 

applicable to the community. 

“FLOOD INSURANCE STUDY” means the official report provided by the Federal Insurance 

Administration that includes flood profiles, the Flood Boundary-Floodway Map, and the water 

surface elevation of the base flood. 

“FLOOD PROOFING” means any combination of structural and non-structural additions, 

changes, or adjustments to structures which reduce or eliminate flood damage to real estate or 

improved real property, water and sanitary facilities, structures and their contents. 



“FLOOD PROTECTION ELEVATION” means one foot above the base flood elevation. 

“FLOODWAY” means the channel of a river or other watercourse and the adjacent land areas 

that must be reserved in order to discharge the base flood without cumulatively increasing the 

water surface elevation more than one foot. 

“FOOTPRINT” means the total area of the first floor of a structure, regardless of how the 

structure is supported, or the total perimeter of any development other than a structure. 

“FREQUENTLY FLOODED AREAS” are critical areas designated by Mason County in its 

Resource Ordinance. 

“LOT” means a designated parcel, tract, or area of land established by plat, subdivision or as 

otherwise permitted by law, to be used, developed or built upon as a unit. 

“LOWEST FLOOR” means the lowest floor of the lowest enclosed area (including basement). 

An unfinished or flood resistant enclosure, usable solely for parking of vehicles, building access 

or storage, in an area other than a basement area is not considered a building’s lowest floor, 

PROVIDED that such enclosure is not built so as to render the structure in violation of the 

applicable non-elevation design requirements of this ordinance found at Section 5.2-1(2). 

“MANUFACTURED HOME” means a structure, transportable in one or more sections, which is 

built on a permanent chassis and is designed for use with or without a permanent foundation 

when connected to the required utilities. The term “manufactured home” does not include a 

“recreational vehicle”. 

“NEW CONSTRUCTION” means structures for which the “start of construction” commenced 

on or after the effective date of this ordinance. 

“PERMIT” means a written authorization from Mason County for any construction or 

development activity on all lands regulated by this ordinance. Such permits shall include but are 

not limited to excavation and grading, permits for fills and excavations under Chapter 70 of the 

Uniform Building Code, shoreline permits for developments regulated by the Mason County 

Shoreline Master Program, building permits for all structures under the Uniform Building Code 

or Title 14, Mason County Code, or written authorization for development under this Ordinance. 

“PERSON” means any individual, partnership, corporation, association, organization, 

cooperative, public or municipal corporation, or any agency of the state or local government unit 

however designated. 

“REASONABLE USE EXCEPTION” means the public review process undertaken to allow a 

proposed development which is a reasonable use of a site and is consistent with the general 

purposes of this Ordinance and the public interest. 

“RECREATIONAL VEHICLE” means a vehicle which is: 

(1) Built on a single chassis; 



(2) 400 square feet or less when measured at the largest horizontal projection; 

(3) Designed to be self-propelled or permanently towable by a light duty truck; and 

(4) Designed primarily not for use as a permanent dwelling but as temporary living 

quarters for recreational, camping, travel, or seasonal use. 

“REPETITIVE LOSS” means flood-related damages sustained by a structure on two occasions 

during a 10-year period for which the costs of repairs at the time of each such flood event, on the 

average, equals or exceeds 25 percent of the market value of the structure before the damage 

occurred. 

“SPECIAL FLOOD RISK ZONE” means the Zones A and A2 floodplain of the Skokomish 

River, Vance Creek and tributaries, as identified on Flood Insurance Rate Maps 530115 0175 D 

and 530115 0180 D, both dated December 8, 1998, or as amended. 

“START OF CONSTRUCTION” includes substantial improvement, and means the date the 

building permit was issued, provided the actual start of construction, repair, reconstruction, 

placement or other improvement was within 180 days of the permit date. The actual start means 

either the first placement of permanent construction of a structure on a site, such as the pouring 

of slab or footings, the installation of piles, the construction of columns, or any work beyond the 

stage of excavation; or the placement of a manufactured home on a foundation. Permanent 

construction does not include land preparation, such as clearing, grading and filling; nor does it 

include the installation of streets and/or walkways; nor does it include excavation for a 

basement, footings, piers, or foundation or the erection of temporary forms; nor does it include 

the installation on the property of accessory buildings, such as garages or sheds not occupied as 

dwelling units or not part of the main structure. For substantial improvement, the actual start of 

construction means the first alteration of any wall, ceiling, floor, or other structural part of a 

building, whether or not the alteration affects the external dimensions of the building. 

“STRUCTURE” means a walled and roofed building including a gas or liquid storage tank that 

is principally above ground, as well as a manufactured home. 

“SUBSTANTIAL DAMAGE” means damage of any origin sustained by a structure whereby 

cost of restoring the structure to its before damaged condition would equal or exceed 50 percent 

of the market value of the structure before the damage occurred. 

“SUBSTANTIAL IMPROVEMENT” means any repair, reconstruction, or improvement of a 

structure, taking place during a 10-year period, in which the cumulative cost equals or exceeds 

50 percent of the market value of the structure either: 

(1) Before the improvement or repair is started, or 

(2) If the structure has been damaged and is being restored, before the damage 

occurred. For the purpose of this definition “substantial improvement” is 

considered to occur when the first alteration of any wall, ceiling, floor, or other 

structural part of the building commences, whether or not that alteration affects 

the external dimensions of the structure. 



This term includes structures which have incurred “repetitive loss” or “substantial damage” 

regardless of the actual amount of repair work performed. 

The term does not, however, include either: 

(1) Any project for improvement of a structure to comply with existing state or local 

health, sanitary, or safety code specifications which have been identified by the 

local code enforcement official, and which was in existence prior to the damage 

event or improvement, and which are solely necessary to assure safe living 

conditions, or 

(2) Any alteration of a structure listed on the National Register of Historic Places or a 

State Inventory of Historic Places. 

“VARIANCE” means a grant of relief from the requirements of this ordinance which permits 

construction in a manner that would otherwise be prohibited by this ordinance. 

“WETLANDS” refer to the definition in the Mason County Resource Ordinance. 



Table of Acronyms Used in the Ordinance Sections 

FEMA 

FIRM 

NRCS 

RCW 

WAC 

WSDOT 

Federal Emergency Management Agency 

Flood Insurance Rate Map 

Natural Resources Conservation Service 

Revised Code of Washington 

Washington Administrative Code 

Washington State Department of Transportation 



SECTION 3.0 

GENERAL PROVISIONS 

3.1 LANDS TO WHICH THIS ORDINANCE APPLIES 

This ordinance shall apply to all areas of special flood hazard within the jurisdiction of 

Mason County. These lands are designated as Frequently Flooded Areas by the Mason 

County Resource Ordinance pursuant to RCW 36.70A. 

3.2 BASIS FOR ESTABLISHING THE AREAS OF SPECIAL FLOOD HAZARD 

The areas of special flood hazard identified by the Federal Insurance Administration in a 

scientific and engineering report entitled “The Flood Insurance Study for the Mason 

County” dated May 17, 1988, and revised December 8, 1998, with accompanying Flood 

Insurance Maps, and any subsequent amendments thereto, is hereby adopted by reference 

and declared to be a part of this ordinance. The Flood Insurance Study is on file at the 

Mason County Department of Community Development, Building I, 411 N. 5th St., 

Shelton, Washington. 

3.3 PENALTIES FOR NONCOMPLIANCE 

No structure or land shall hereafter be constructed, located, extended, converted, or 

altered without full compliance with the terms of this ordinance and other applicable 

regulations. Violation of the provisions of this ordinance by failure to comply with any 

of its requirements (including violations of conditions and safeguards established in 

connection with conditions) shall constitute a misdemeanor. Any person who violates 

this ordinance or fails to comply with any of its requirements shall upon conviction 

thereof be fined not more than $1,000 imprisoned for not more than 60 days, or both, for 

each violation, and in addition shall pay all costs and expenses involved in the case. 

Nothing herein contained shall prevent Mason County from taking such other lawful 

action as is necessary to prevent or remedy any violation. The Mason County 

Development Code Chapter 15.13 provides for enforcement of violations to permits. 

3.4 ABROGATION AND GREATER RESTRICTIONS 

This ordinance is not intended to repeal, abrogate, or impair any existing easements, 

covenants, or deed restrictions. However, where this ordinance and another ordinance, 

easement, covenant, or deed restriction conflict or overlap, whichever imposes the more 

stringent restrictions shall prevail. 

3.5 INTERPRETATION 

In the interpretation and application of this ordinance, all provisions shall be: 

(1) Considered as a minimum requirements; 

(2) Deemed neither to limit nor repeal any other powers granted under State statutes. 



3.6 WARNING AND DISCLAIMER OF LIABILITY 

The degree of flood protection required by this ordinance is considered reasonable for 

regulatory purposes and is based on scientific and engineering considerations. Larger 

floods can and will occur on rare occasions. Flood heights may be increased by 

man-made or natural causes. This ordinance does not imply that land outside the areas of 

special flood hazards or uses permitted within such areas will be free from flooding or 

flood damages. This ordinance shall not create liability on the part of Mason County, 

any officer or employee thereof, or the Federal Insurance Administration, for any flood 

damages that result from reliance on this ordinance or any administrative decision 

lawfully made hereunder. 



SECTION 4.0 

ADMINISTRATION 

4.1 ESTABLISHMENT OF DEVELOPMENT PERMIT 

4.1-1 Development Permit Required 

A development permit shall be obtained before construction or development begins 

within any area of special flood hazard established in Section 3.2. The permit shall be for 

all structures including manufactured homes, and for all development including fill and 

other activities, as set forth in the “DEFINITIONS.” If no other county permit is 

required, a development permit shall be required. 

4.1-2 Application for Development Permit 

Application for a development permit shall be made on forms furnished by Mason 

County, which can be obtained from the Mason County Department of Community 

Development. Application materials may include but not be limited to plans in triplicate 

drawn to scale showing the nature, location, dimensions, and elevations of the area in 

question and existing or proposed structures, fill, storage of materials, drainage facilities, 

and the location of the foregoing. Specifically, the following information is required: 

(1) Elevation in relation to mean sea level, of the lowest floor (including basement) 

of all new or substantially improved structures; 

(2) Elevation in relation to mean sea level to which any structure has been 

floodproofed; 

(3) Certification by a registered professional engineer or architect that the 

floodproofing methods for any nonresidential structure meet the floodproofing 

criteria in Section 5.2-2; and 

(4) Description of the extent to which a watercourse will be altered or relocated as a 

result of proposed development. 

4.2 DESIGNATION OF THE ADMINISTRATOR 

The Administrator is hereby appointed to administer and implement this ordinance by 

granting or denying development permit applications in accordance with ordinance its 

provisions. The Administrator may consult with other departments and/or agencies with 

expertise to assist in permitting decisions. 

4.3 DUTIES AND RESPONSIBILITIES OF THE ADMINISTRATOR 

Duties of the Administrator shall include, but not be limited to: 

4.3-1 Permit Review 

(1) Review all development permits to determine that the permit requirements of this 

ordinance have been satisfied. 



(2) Review all development permits to determine that all necessary permits have been 

obtained from those Federal, State, or local governmental agencies from which 

prior approval is required. 

(3) Review all development permits to determine if the proposed development is 

located in the floodway, or special flood risk zone as defined in Section 2.0. If 

located in the floodway, assure that the provisions of Section 5.4 are met. If 

located in a special flood risk zone, assure that the provisions of Section 5.5 are 

met. 

(4) Review applications for emergency permits. An emergency shall be defined as 

set forth in WAC 173.27.040 (2)d, which includes the following language: 

"Emergency construction necessary to protect property from damage by the 

elements. An "emergency" is an unanticipated and imminent threat to public health, 

safety, or the environment which requires immediate action within a time too short 

to allow full compliance with this Ordinance . Emergency construction does not 

include development of new permanent protective structures where none previously 

existed. Where new protective structures are deemed by the administrator to be an 

appropriate means to address the emergency situation, upon abatement of the 

emergency situation, the new structure shall be removed or any permit which would 

have been required, absent an emergency, pursuant to Chapter 90.58 RCW of these 

regulations or the local master program, shall be obtained." 

4.3-2 Use of Other Base Flood Data 

When base flood elevation data has not been provided in accordance with Section 3.2, 

BASIS FOR ESTABLISHING THE AREAS OF SPECIAL FLOOD HAZARD, the 

Administrator shall obtain, review, and reasonably utilize any base flood elevation and 

floodway data available from a Federal, State or other source, in order to administer 

Section 5.2, SPECIFIC STANDARDS, 5.4 FLOODWAYS, and 5.5 SPECIAL FLOOD 

RISK ZONE. 

4.3-3 Information to be Obtained and Maintained 

(1) Where base flood elevation data is provided through the Flood Insurance Study or 

required as in Section 4.3-2, obtain and record the actual (as-built) elevation (in 

relation to mean sea level) of the lowest floor, including basement, of all new or 

substantially improved structures, and whether or not the structure contains a 

basement. 

(2) For all new or substantially improved floodproofed structures: 

(i) 

Verify and record the actual elevation (in relation to mean sea level) to 

which the structure was flood-proofed, and 

(ii) Maintain the floodproofing certifications required in Section 4.1-2(3). 

(3) Maintain for public inspection all records pertaining to these ordinance 

provisions. 

4.3-4 Alteration of Watercourses 



(1) Notify adjacent communities and property owners, and the Washington State 

Department of Ecology and Washington State Department of Fish and Wildlife, 

prior to any alteration or relocation of a watercourse, and submit evidence of such 

notification to the Federal Insurance Administration. 

(2) Require that maintenance is provided within the altered or relocated portion of 

said watercourse so that the flood carrying capacity is not diminished. 

4.3-5 Interpretation of FIRM Boundaries 

Make interpretations where needed, as to exact location of the boundaries of the areas of 

special flood hazards (for example, where there appears to be conflict between a mapped 

boundary and actual field conditions). The person contesting the location of the 

boundary shall be given a reasonable opportunity to appeal the interpretation as provided 

by Section 4.4. However, if it is clear from examining the FIRM map that the subject 

property or development is located within the area of special flood hazard, the person 

contesting the location of the boundary shall apply to FEMA for a map amendment. 

4.4 VARIANCE PROCEDURE AND REASONABLE USE EXCEPTION. 

4.4-1 Appeal Board 

(1) The Hearing Examiner shall act as the Board of Appeals to hear and decide 

appeals and requests for variances from the requirements of this ordinance, as 

provided by Title 15, Mason County Code. 

(2) The Board of Appeals shall hear and decide appeals when it is alleged there is an 

error in any requirement, decision, or determination made by the Administrator in 

the enforcement or administration of this ordinance. 

(3) Those aggrieved by the decision of The Board of Appeals, or any taxpayer, may 

appeal such decision to the Superior Court, as provided in Chapter 36.70 RCW. 

(4) In passing upon such applications, the Board of Appeals shall consider all 

technical evaluations, all relevant factors, standards specified in other sections of 

this ordinance and 

(i) The danger that materials may be swept onto other lands to the injury of 

others; 

(ii) The danger to life and property due to flooding or erosion damage; 

(iii) The susceptibility of the proposed facility and its contents to flood damage 

and the effect of such damage on the individual owner; 

(iv) The importance of the services provided by the proposed facility to the 

community; 

(v) The necessity to the facility of a waterfront location, where applicable; 

(vi) The availability of alternative locations for the proposed use which are not 

subject to flooding or erosion damage; 

(vii) The compatibility of the proposed use with existing and anticipated 

development; 

(viii) The relationship of the proposed use to the comprehensive plan and 

floodplain management program for that area; 



(ix) The safety of access to the property in times of flood for ordinary and 

emergency vehicles; 

(x) the expected heights, velocity, duration, rate of rise, and sediment 

transport of the flood waters and the effects of wave action, if applicable, 

expected at the site; and 

(xi) The costs of providing governmental services during and after flood 

conditions, including maintenance and repair of public utilities and 

facilities such as sewer, gas, electrical, water systems, streets and bridges. 

(xii) The potential impacts to fish and riparian habitat, as provided for within 

the Fish and Wildlife Habitat Conservation Areas chapter of the Resource 

Ordinance. 

(5) Upon consideration of the factors of Section 4.4-1(4) and the purposes of this 

ordinance, the Board of Appeals may attach such conditions to the granting of 

variances as it deems necessary to further the purposes of this ordinance. 

(6) The Administrator shall maintain the records of all appeal actions and report any 

variances to the Federal Insurance Administration upon request. 

4.4-2 Conditions of Variances 

(1) Generally, the only condition under which a variance from the elevation standard 

may be issued is for new construction and substantial improvements to be erected 

on a lot of one-half acre or less in size contiguous to and surrounded by lots with 

existing structures constructed below the base flood level, providing items (i-xii) 

in Section 4.4-1(4) have been fully considered. As the lot size increases, the 

technical justification required for issuing the variance increases. 

(2) Variances may be issued for the reconstruction, rehabilitation or restoration of 

structures listed on the National Register of Historic Places or the State Inventory 

of Historic Places, without regard to the procedures set forth in this section. 

(3) Variances shall not be issued within a designated floodway if any increase in 

flood levels during the base flood discharge would result.. 

(4) Variances shall only be issued upon a determination that the variance is the 

minimum necessary, considering the flood hazard, to afford relief. 

(5) Variances shall only be issued upon: 

(i) A showing of good and sufficient cause; 

(ii) A determination that failure to grant the variance would result in 

(iii) 

exceptional hardship to the applicant; 

A determination that the granting of a variance will not result in increased 

flood heights, additional threats to public safety, extraordinary public 

expense, create nuisances, cause fraud on or victimization of the public as 

identified in Section 4.1-4(4), or conflict with existing local laws or 

ordinances. 

(6) Variances as interpreted in the National Flood Insurance Program are based on 

the general zoning law principle that they pertain to a physical piece of property; 

they are not personal in nature and do not pertain to the structure, its inhabitants, 

economic or financial circumstances. They primarily address small lots in 

densely populated residential neighborhoods. As such, variances from the flood 



elevations should be quite rare. Variances shall not be granted for residential or 

commercial construction in floodways designated by this Ordinance. 

(7) Variances may be issued for nonresidential buildings in very limited 

circumstances to allow a lesser degree of flood proofing than watertight or dryflood 

proofing, where it can be determined that such action will have low damage 

potential, complies with all other variance criteria except 4.4-2(1), and otherwise 

complies with Sections 5.1-1 and 5.1-2 of the GENERAL STANDARDS. 

(8) Any applicant to whom a variance is granted shall be given written notice that the 

structure will be permitted to be built with a lowest floor elevation below the base 

flood elevation and that the cost of flood insurance will be commensurate with the 

increased risk resulting from the reduced lowest floor elevation. 

4.4-3 Reasonable Use Exception 

Nothing in this ordinance is intended to preclude all reasonable use of property. An 

applicant for a development proposal may file a request for a reasonable use exception 

which shall be considered by Hearing Examiner at a public hearing. The reasonable use 

exception is not intended to allow residential development in designated floodways. 

(1) The Hearing Examiner may allow a use which is consistent with the general 

purposes of this ordinance and the public interest provided it meets the following 

criteria: 

(i) There is no other reasonable use or feasible alternative to the proposed 

development with less impact on flood levels, critical areas, or resource 

lands; and 

(ii) The proposed development does not pose a threat to the public health, 

safety or welfare on or off the site; and 

(iii) The inability of the applicant to derive reasonable use of the property is 

not the result of actions by the applicant in creating the undevelopable 

condition after the effective date of the ordinance; and 

(iv) The proposal is the minimum necessary while still allowing reasonable 

use of the site. 

(2) Applications shall include the following information: 

(i) 

(ii) 

(iii) 

(iv) 

(v) 

A description of the areas of the site which are critical areas and/or 

resource lands or within setbacks required under the Mason County 

Resource Ordinance; 

A description of the amount of the site which is within setbacks required 

by other County standards; 

A description of the proposed development, including a site plan and 

topographic contour information adequate to determine flood depths on 

the site and property; 

An analysis of the impact that the amount of development would have on 

the resource lands or critical areas; 

An analysis of whether any other reasonable use with less impact on the 

resource lands or critical areas is possible; 



(vi) A design of the proposal so that the amount of development proposed as 

reasonable use will have the least impact practicable on the resource lands 

and/or critical areas; 

(vii) An economic analysis establishing the respective present values of 

development allowed under these regulations without the reasonable use 

exception and with the requested exception or alternative exceptions. 

(viii) Other information as the Administrator determines is reasonably necessary 

to evaluate the issue of reasonable use as it relates to the proposed 

development. 

(3) Application process and review. 

(i) The application shall be submitted to the Administrator along with fees 

established by ordinance for reasonable use exceptions. 

(ii) 

(iii) 

Public notice shall be as provided in Title 15 for public hearings. 

The Administrator shall prepare an analysis of the merits of the request 

and make recommendations to the Board of Commissioners. 

(4) Except when application from this ordinance would deny all reasonable use of a 

site, an applicant who seeks an exception from the regulations of the Ordinance 

shall pursue a variance as provided in this Section. 

(5) The Administrator shall maintain the records of all reasonable use exceptions 

granted and report them to the Federal Insurance Administration upon request. 



5.1 GENERAL STANDARDS 

SECTION 5.0 

PROVISIONS FOR FLOOD HAZARD REDUCTION 

In all areas of special flood hazards as shown on the Flood Insurance Rate Maps (FIRM) and 

as defined in Section 2.0, the following standards are required: 

5.1-1 Anchoring 

(1) All new construction and substantial improvements shall be anchored to prevent 

flotation, collapse, or lateral movement of the structure. 

(2) All manufactured homes must likewise be anchored to prevent flotation, collapse, or 

lateral movement, and shall be installed using methods and practices that minimize 

flood damage. Anchoring methods may include, but are not limited to, use of overthe-top 

or frame ties to ground anchors. (Reference “FEMA 85- Manufactured 

Home Installation in Flood Hazard Areas” guidebook for additional techniques.) 

5.1-2 Construction Materials and Methods 

(1) All new construction and substantial improvements shall be constructed with 

materials and utility equipment resistant to flood damage. 

(2) All new construction and substantial improvements shall be constructed using 

methods and practices that minimize flood damage. 

(3) Electrical, heating, ventilation, plumbing, and air conditioning equipment and other 

service facilities shall be designed and/or otherwise elevated or located so as to 

prevent water from entering or accumulating within the components during 

conditions of flooding. 

5.1-3 Utilities 

(1) All new and replacement water supply systems shall be designed to minimize or 

eliminate infiltration of flood waters into the system. 

(2) The proposed water well shall be located on high ground that is not in the 

floodway. It shall be protected from a one hundred year flood and from any 

surface or subsurface drainage capable of impairing the quality of the ground 

water supply (WAC 173-160-171); 

(3) New and replacement sanitary sewage systems shall be designed to minimize or 

eliminate infiltration of flood waters into the systems and discharge from the systems 

into flood waters. 

(4) On-site waste disposal systems shall be located to avoid impairment to them or 

contamination from them during flooding. 



5.1-4 Subdivision Proposals 

(1) All subdivision proposals shall be consistent with the need to minimize flood 

damage. 

(2) All subdivision proposals shall have public utilities and facilities such as sewer, gas, 

electrical, and water systems located and constructed to minimize flood damage. 

(3) All subdivision proposals shall have adequate drainage provided to reduce exposure 

to flood damage. 

(4) Where base flood elevation data has not been provided or is not available from 

another authoritative source, it shall be generated for subdivision proposals and other 

proposed developments which contain at least 50 lots or 5 acres (whichever is less). 

(5) Proposals for Subdivisions or Boundary Line Adjustments shall not result in any 

lot which is nonconforming to the provisions of this ordinance. 

(6) Subdivisions located entirely within a floodplain shall not be allowed increased 

density through a Performance or Clustered Subdivision as described in Title 16. 

A performance subdivision may be used for parcels located partially within a 

floodplain provided all allowed building areas are located outside the floodplain, 

and all other regulatory provisions are met. When feasible, lots shall be designed 

to locate building sites outside the floodplain. 

(7) No parcel shall be created that would require a Reasonable Use Exception or 

Variance before new residential or commercial construction would be allowed. 

5.1-5 Review of Building Permits 

Where elevation data is not available either through the Flood Insurance Study or from 

another authoritative source (Section 4.3-2), applications for building permits shall be 

reviewed to assure that proposed construction will be reasonably safe from flooding. The 

test of reasonableness is a local judgement and includes use of historical data, high water 

marks, photographs of past flooding, etc., where available. Failure to elevate at least two 

feet above the highest adjacent grade in these zones may result in higher insurance rates. 

5.2 SPECIFIC STANDARDS 

In all areas of special flood hazards and special flood risk zones where base flood elevation 

data has been provided as set forth in Section 3.2, BASIS FOR ESTABLISHING THE 

AREAS OF SPECIAL FLOOD HAZARD or Section 4.3-2 Use of Other Base Flood Data, 

the following provisions are required: 

5.2-1 Residential Construction 

(1) New construction and substantial improvement of any residential structure shall have 

the lowest floor, including basement, elevated one foot or more above base flood 

elevation. 

(2) Fully enclosed areas below the lowest floor that are subject to flooding are 

prohibited, or shall be designed to automatically equalize hydrostatic flood forces on 

exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting 



this requirement must either be certified by a registered professional engineer or 

architect or must meet or exceed the following minimum criteria: 

(i) A minimum of two openings having a total net area of not less than one 

square inch for every square foot of enclosed area subject to flooding shall 

be provided; 

(ii) The bottom of all openings shall be no higher than one foot above grade; 

(iii) Openings may be equipped with screens, louvers, or other coverings or 

devices provided that they permit the automatic entry an exit of floodwaters. 

(3) If crawlspaces are used and have enclosed areas or floors below the base flood 

elevation, then the following requirements apply: 

(i) The building must be designed and adequately anchored to resist flotation, 

collapse, and lateral movement of the structure resulting from hydrodynamic and 

hydrostatic loads, including the effects of buoyancy. Hydrostatic loads and the 

effects of buoyancy can usually be addressed though the required openings 

discussed in the next bullet. Because of hydrodynamic loads, crawlspace 

construction is not recommended in areas with flood velocities greater than 5 feet 

per second unless the design is reviewed by a qualified design professional, such 

as a registered architect or professional engineer. Other types of foundations are 

recommended for these areas. 

(ii) The crawlspace is an enclosed area below the BFE and, as such, must have 

openings that equalize hydrostatic pressures by allowing for the automatic entry 

and exit of floodwaters. The bottom of each flood vent opening can be no more 

than 1 foot above the lowest adjacent exterior grade. For guidance on flood 

openings, see FEMA Technical Bulletin 1-93, Openings in Foundation Walls. 

(iii) Crawlspace construction is not permitted in V zones. Open pile or column 

foundations that withstand storm surge and wave forces are required in V zones. 

(iv) Portions of the building below the BFE must be constructed with materials 

resistant to flood damage. This includes not only the foundation walls of the 

crawlspace used to elevate the building, but also any joists, insulation, or other 

materials that extend below the BFE. The recommended construction practice is 

to elevate the bottom of joists and all insulation above BFE. Insulation is not a 

flood-resistant material. When insulation becomes saturated with floodwater, the 

additional weight often pulls it away from the joists and flooring. Ductwork or 

other utility systems located below the insulation may also pull away from their 

supports. See the section Flood-Resistant Materials, on page 8 of FEMA 

Technical Bulletin 1-93. For more detailed guidance on flood-resistant materials 

see FEMA Technical Bulletin 2-93, Flood-Resistant Materials Requirements. 

(v) 

Any building utility systems within the crawlspace must be elevated above 

BFE or designed so that floodwaters cannot enter or accumulate within the 

system components during flood conditions. Ductwork, in particular, must either 

be placed above the BFE or sealed from floodwaters. For further guidance on the 

placement of building utility systems in crawlspaces, see FEMA 348, Protecting 

Building Utilities From Flood Damage. 

(vi) The interior grade of a crawlspace below the BFE must not be more than 2 

feet below the lowest adjacent exterior grade (LAG), shown as D in Figure 1. 



(vii) The height of the below-grade crawlspace, measured from the interior grade 

of the crawlspace to the top of the crawlspace foundation wall must not exceed 

4 feet (shown as L in Figure 1) at any point. The height limitation is the 

maximum allowable unsupported wall height according to the engineering 

analyses and building code requirements for flood hazard areas (see the section 

Guidance for Pre-Engineered Crawlspaces, on page 7 of FEMA Technical 

Bulletin 1-93). This limitation will also prevent these crawlspaces from being 

converted into habitable spaces. 

(viii) There must be an adequate drainage system that removes floodwaters from 

the interior area of the crawlspace. The enclosed area should be drained within 

a reasonable time after a flood event. The type of drainage system will vary 

because of the site gradient and other drainage characteristics, such as soil types. 

Possible options include natural drainage through porous, well-drained soils and 

drainage systems such as perforated pipes, drainage tiles, or gravel or crushed 

stone drainage by gravity or mechanical means. 

(ix) The velocity of floodwaters at the site should not exceed 5 feet per second for 

any crawlspace. For velocities in excess of 5 feet per second, other foundation 

types should be used. 

(x) Below-grade crawlspace construction in accordance with the requirements 

listed above will not be considered basements. 



Figure 1. Requirements regarding below-grade crawlspace construction. 

5.2-2 Nonresidential Construction 

New construction and substantial improvement of any commercial, industrial or other 

nonresidential structure, except those defined as an accessory structure, shall either have the 

lowest floor, including basement, elevated one foot or more above the level of the base flood 

elevation; or, together with attendant utility and sanitary facilities, shall: 

(1) Be flood proofed so that below one foot above the base flood level, the structure is 

watertight with walls substantially impermeable to the passage of water; 

(2) Have structural components capable of resisting hydrostatic and hydrodynamic loads 

and effects of buoyancy; 

(3) Be certified by a registered professional engineer or architect that the design and 

methods of construction are in accordance with accepted standards of practice for 

meeting provisions of this subsection based on their development and/or review of 

the structural design, specifications and plans. Such certifications shall be provided 

to the official as set forth in Section 4.3-3(2); 

(4) Nonresidential structures that are elevated, not flood proofed, must meet the same 

standards for space below the lowest floor as described in 5.2-1(2); 

(5) Applicants floodproofing nonresidential buildings shall be notified that flood 

insurance premiums will be based on rates that are one foot below the flood proofed 

level (e.g. a building flood proofed to one foot above the base flood level will be 

rated as at the base flood level). 

5.2-3 Accessory Structures 



Construction or substantial improvement of accessory structures, as defined in Section 2.0, 

shall either have the lowest floor elevated one foot or more above the level of the base flood 

elevation; or must meet the following criteria: 

(1) A minimum of two openings having a total net area of not less than one square inch 

for every square foot of enclosed area subject to flooding shall be provided. 

(2) The bottom of all openings shall be no higher than one foot above grade. 

(3) Openings may be equipped with screens, louvers, or other coverings provided they 

may permit the automatic entry and exit of flood waters. 

(4) Structures shall not be designed for human habitation. 

(5) Structures shall be firmly anchored to prevent flotation which may result in damage 

to other structures. 

(6) Service facilities such as electrical and heating equipment shall be elevated or flood 

proofed. 

5.2-4 Critical Facility 

Construction of new critical facilities shall be, to the extent possible, located outside the 

limits of the base flood plain. Construction of new critical facilities shall be permissible 

within the base flood plain if no feasible alternative site is available. Critical facilities 

constructed within the base flood plain shall have the lowest floor elevated to three feet or 

more above the level of the base flood elevation at the site. Flood proofing and sealing 

measures must be taken to ensure that toxic substances will not be displaced by or released 

into flood waters. Access routes elevated to or above the level of the base flood plain shall 

be provided to all critical facilities to the extent possible. 

5.2-5 Manufactured Homes 

All manufactured homes to be placed or substantially improved within Zones A1-30, AH, 

and AE on the community’s FIRM shall be elevated on a permanent foundation such that the 

lowest floor of the manufactured home is one foot or more above the Base Flood Elevation; 

and is securely anchored to an adequately anchored foundation system in accordance with 

the provisions of Section 5.1-1(2). In unnumbered A zones, all manufactured homes shall 

be elevated such that their lowest floor is at least two feet above the highest adjacent 

elevation. 

5.2-6 Recreational Vehicles 

Recreational vehicles placed on sites within Zones A1-30, AH, and AE on the 

Community’s FIRM shall either: 

(1) Be on site for fewer than 180 consecutive days; 

(2) Be fully licensed and ready for highway use, on its wheels or jacking system, be 

attached to the site only by quick disconnect type utilities and security devices, and 

have no permanently attached additions 

5.3 AE AND A1-30 ZONES WITH BASE FLOOD ELEVATIONS BUT NO FLOODWAYS 



In areas with base flood elevations (but a regulatory floodway has not been designated), no 

new construction, substantial improvements, or other development (including fill) shall be 

permitted within Zones A1-30 and AE on the community’s FIRM, unless it is demonstrated 

that the cumulative effect of the proposed development, when combined with all other 

existing and anticipated development, will not increase the water surface elevation of the 

base flood more than one foot at any point within the community. 

5.4 FLOODWAYS 

Since the floodway is an extremely hazardous area due to the velocity of flood waters which 

carry debris, potential projectiles, and erosion potential, the following provisions apply. 

(1) Encroachments are prohibited including fill, new construction, substantial 

improvements, and other development unless certification by a registered 

professional engineer or architect is provided demonstrating through hydrologic and 

hydraulic analysis performed in accordance with standard engineering practice that 

the proposed encroachments shall not result in any increase in flood levels during the 

occurrence of the base flood discharge. 

(2) Construction or reconstruction of residential structures is prohibited within 

designated Floodways, except for repairs, reconstruction, or improvements to a 

structures which do not increase the ground floor area; and (ii) repairs, 

reconstruction, or improvements to a structure, the cost of which does not exceed 50 

percent of the market value of the structure either, (a) before the repair, 

reconstruction, or repair is started, or (b) if the structure has been damaged, and is 

being restored, before the damage occurred. Work done on structures to comply with 

existing health, sanitary, or safety codes which have been identified by the local code 

enforcement official and which are the minimum necessary to assure safe living 

conditions or on structures identified as historic places shall not be included in the 

50 percent determination. 

(3) If Section 5.4(1) is satisfied, all new construction and substantial improvements shall 

comply with all applicable flood hazard reduction provisions of Sections 5.0, 

PROVISIONS FOR FLOOD HAZARD REDUCTION. 

5.5 SPECIAL FLOOD RISK ZONE - FLOODPLAIN OF THE SKOKOMISH RIVER, 

VANCE CREEK AND TRIBUTARIES. 

5.5-1 Special Flood Risk Zone 

A Special Flood Risk Zone is hereby established for the Zones A and A2 

floodplain of the Skokomish River, Vance Creek and tributaries, and is illustrated 

on FIRM map Community Panels #530115-0175D and # 530115-0180D, (both 

December 1998). The Special Flood Risk Zone is hereby designated as a 

floodway and the entire floodway is hereby designated an avulsion risk area. 

Construction of a new structure or an expansion of the square foot area of an 



existing structure is prohibited in this designated floodway. For purposes of this 

subsection, the term structure shall not include a gas or liquid storage tank. 

5.5-2 Dikes, Levees and Other Water Flow Modification Structures 

(1) Areas where flood water releases and overflows from the main Skokomish River 

channel shall not be modified, meaning levied or diked, in any manner which 

would result in increased stream flow in the main channel. 

(2) Maintenance to existing legally established (constructed by past permits or 

historically occurring) levees, dikes, and other water flow modification structures 

shall be permitted with appropriate approvals from all affected agencies, provided 

that the maintenance does not result in increased stream flow within the main 

channel (as verified by a hydraulic engineer), and the maintenance is consistent 

with provisions and recommendations of the adopted Skokomish River 

Comprehensive Flood Hazard Management Plan. Emergency alterations to dikes 

and levees necessary for the protection of human life and property shall be 

permitted as provided for within the applicable regulatory permit processes. 

(3) If the Public Works Director finds an imminent flood threat to the public health, 

safety, and welfare exists based on: 

(i) A flow capacity of 70% of the 100-year flood stage for the specific river 

or creek, or 

(ii) A rainfall within the last 48 hours in excess of 4 inches, or 

(iii) Issuance of a flood warning by the National Weather Service for the 

(iii) 

specific area, or 

A significant isolated blockage occurs such as a log jam or slide, that 

impacts the geography or water velocity such that an overflow bank path 

has or is likely to occur; 

then the Public Works Director may recommend to the Board of Commissioners 

that they declare an emergency flood condition, which shall then authorize the 

county to make on-site inspections on private property of dikes and other 

impediments as necessary, and to direct or design immediate or subsequent 

improvement, repair, removal, or modification to said dikes, levees, or other 

impediments, as subject to other regulations; and shall maintain a record of the 

condition and structure of said dikes. 

(4) Alterations to dikes and levees, and bank stabilization efforts that would prevent 

legitimate potential emergency situations shall be permitted, PROVIDED that all 

affected agencies have been notified and appropriate permits have been acquired. 

(5) Activities related to the repair, maintenance or construction of bank stabilization, 

dikes, levees or other related development are a permit required activity under 

Section 4.1 of this ordinance, are subject to all provisions for development 

standards within this ordinance, and shall provide for appropriate inspections 

during and following construction and/or repair. Construction shall meet NRCS 

standards, as recommended within the Skokomish River Comprehensive Flood 

Hazard Management Plan, or as revised. 

(6) Projects proposed by government agencies under this Section as recommended 

within the Skokomish River Comprehensive Flood Hazard Management Plan 



shall be evaluated on a case-by-case basis. The Administrator shall include the 

following considerations in making an evaluation: 

(i) Recommendations of applicable study; 

(ii) Provisions of this Ordinance; 

(iii) Project-specific engineering; 

(iv) Public benefit; 

(v) All applicable regulations. 

(7) All approved permits shall require the monitoring of performance which shall 

include, at a minimum, a post-construction inspection for compliance with the 

conditions of approval. Additional inspections may be required when 

recommended by the engineering report or the County Engineer. Monitoring 

shall be established as a condition of approval. 

(8) DIKE MONITORING PROGRAM: 

Information on the condition of levees, dikes, or other structures ascertained from 

successive on-site inspections shall be maintained by the county for the purpose 

of updating and cataloging existing conditions as part of their ongoing flood and 

dike management program. Dikes shall be monitored for safety purposes. Dikes 

shall be inspected by the Public Works Director at least biennially. 

The Public Works Director and his designee is authorized to enter onto private or 

public land for the sole purpose of inspecting dikes for flood safety and for no 

other purpose. The inspections shall be done between the 8:00 AM and 4:00 PM 

time period, with notice to the property owner sent by certified mail at least 14 

days in advance, unless there is a flood emergency. 

The Public Works Director shall report on the condition of the dikes to the Board 

of County Commissioners at the interval of once every two years. The report 

shall include an assessment of the condition and structure of the dikes; an analysis 

of whether any improvements needs to be done; a statement on the ability, or lack 

thereof, to inspect the dikes; and any other matter of importance to dike 

inspection and monitoring. The report shall also be based on the inspections and 

information gathered from dike monitoring. Existing dikes monitored shall be 

listed or be listed by reference to outside reports. 

5.5-3 Bridges and Roadways 

(1) Areas where flood water releases and overflows from the main Skokomish River 

channel shall not be modified by construction or reconstruction of bridges or 

roadways, in any manner which would result in increased stream flows or flood 

elevations (as verified by a hydraulic engineer). 

(2) Maintenance to existing legally established (constructed by past permits or 

historically occurring) bridges and roadways shall be permitted with appropriate 

approvals from all affected agencies, provided that the maintenance does not 

result in increased stream flows or flood levels (as verified by a hydraulic 

engineer), and the maintenance is consistent with provisions and 

recommendations of the adopted Skokomish River Comprehensive Flood Hazard 

Management Plan. Emergency alterations to bridges and roadways necessary for 



the protection of human life and property shall be permitted as provided for 

within the applicable regulatory permit processes. 

(3) If the Public Works Director finds an imminent flood threat to the public health, 

safety, and welfare exists based on: 

(i) A flow capacity of 70% of the 100-year flood stage for the specific river 

or creek, or 

(ii) A rainfall within the last 48 hours in excess of 4 inches, or 

(iii) Issuance of a flood warning by the National Weather Service for the 

(iv) 

specific area, or 

A significant isolated blockage occurs such as a log jam or slide, that 

impacts the geography or water velocity such that an overflow bank path 

has or is likely to occur; 

then the Public Works Director may recommend to the Board of Commissioners 

that they declare an emergency flood condition, which shall then authorize the 

county to make on-site inspections on private property of bridges and roadways 

and other impediments as necessary, and to direct or design immediate or 

subsequent improvement, repair, removal, or modification to said impediments, as 

subject to other regulations; and shall maintain a record of such actions. 

(4) Alterations to bridges and roadways that would prevent legitimate potential 

emergency situations shall be permitted, PROVIDED that all affected agencies 

have been notified and appropriate permits have been acquired. 

(5) Activities related to the repair, maintenance or construction of bridges and 

roadways or other related development are a permit required activity under 

Section 4.1 of this ordinance, are subject to all provisions for development 

standards within this ordinance, and shall provide for appropriate inspections 

during and following construction and/or repair. 

(6) Projects proposed by government agencies under this Section as recommended 

within the Skokomish River Comprehensive Flood Hazard Management Plan 

shall be evaluated on a case-by-case basis. The Administrator shall include the 

following considerations in making an evaluation: 

(i) Recommendations of applicable study; 

(ii) Provisions of this Ordinance; 

(iii) Project-specific engineering; 

(iv) Public benefit; 

(v) All applicable regulations. 

(7) All approved permits shall require the monitoring of performance which shall 

include, at a minimum, a post-construction inspection for compliance with the 

conditions of approval. Additional inspections may be required when 

recommended by the engineering report or the County Engineer. Monitoring 

shall be established as a condition of approval. 

Projects proposed by WSDOT under this Section and receiving Federal 

Highway Administration funding shall be consistent with the recommendations 

within the Skokomish River Comprehensive Flood Hazard Management Plan and 

shall be evaluated on a case by case basis. The Administrator shall include 

the following considerations in making an evaluation and issuing a permit: 

(i) Recommendations of project specific studies prepared by or on behalf of 



WSDOT; 

(ii) All other provisions of this ordinance do not apply; 

(iii) Project specific engineering shall be completed in accordance with the 

WSDOT Design Manual; 

(iv) Provide a public benefit; 

(v) Provide less than a cumulative one foot rise in the proposed 100 year 

flood fringe as determined by a step backwater analysis or higher. The 

cumulative total rise will consider projects that have been approved as well 

as projects that are planned to be approved. 

(vi) Compliance with all applicable state and federal regulations

Flood Damage Prevention Ordinance - Mason County

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